Attachment_P-FinancialSubmissionWorkbook-Final.xlsx

This financial submission workbook is a template for the City of Tampa's redevelopment Request for Proposals (RFP) for the Royal Street Parking Lot and Army/Navy Store site located in the Downtown Community Redevelopment Area. The document serves as the standardized financial submission format that applicants must complete to participate in the competitive selection process. The RFP requires developers to submit comprehensive financial documentation including development program summaries, cost pro formas, stabilized operating projections, and 15-year operating pro formas. Prospective developers must respond by December 12, 2025, with a mandatory pre-proposal conference scheduled for November 17, 2025. The RFP was released on October 13, 2025, and the project involves redevelopment of four city-owned properties: the 1420 Parking Lot, 103 E. Laurel St., Royal Street Parking Lot, and the Army/Navy Store property. The selected developer will be responsible for creating a high-density, mixed-use transit-oriented development with a minimum of 800 total dwelling units, including at least 30% affordable housing for households earning up to 80% of Area Median Income, 20% workforce housing for households earning 80-140% AMI, and 28 conservatory units for cultural arts professionals, along with a minimum of 15,000 square feet of non-residential space.

The financial submission template requires applicants to detail all development costs across multiple categories including land acquisition, hard costs for construction and site work, soft costs for professional services and financing expenses, and financing sources such as construction loans, developer equity, and Low-Income Housing Tax Credit (LIHTC) equity. The workbook templates include detailed line items for both rental and ownership housing units stratified by affordability levels, along with sections for commercial, retail, open space, and parking components. Revenue projections must account for gross lease income across all property types with corresponding vacancy rate assumptions, while operating expense categories include maintenance, real estate taxes, insurance, utilities, management fees, and administrative costs. The template includes a 15-year pro forma requiring year-by-year projections from December 2029 through December 2043, with debt service coverage ratio calculations and equity cash flow distributions to developers and investors. Evaluation criteria emphasize meaningful Small Local Business Enterprise (SLBE) participation, with proposers required to comply with the City of Tampa's Equal Business Opportunity Program and provide detailed documentation of subcontractor payments and intentions using forms DMI-30 and DMI-40.